I will happily pay over market value for an asset that generates the return I seek.  

These 3 homes have all taught me some really important real estate lessons.My goal as an investor is to eventually generate enough income to leave my 9-5.  

But I do have a 9-5.What I'm asking is, if wholesaling requires so much time and effort to become successful (i.e. make enough profit to use for down payments for property), wouldn't I would wind up putting all my spare time (outside of my 9-5, which is actually more of a 5-5) and energy into wholesaling, when what I really want to do is buy-and-hold? 

Looks like a fee generator.

I never had these kind of neighbors before in my life good people, any way he started to rehab it couldn't finish he is a older gentlemen(62) the grass is almost 4ft tall he told me there is new raptors,electrical and plumbing.He just doesn't have the time and energy to continue and he is sorry that his neighbors has to see the house Like that(motivation) my main concern is and what I'm working on now is the NUMBERS.

I'm all for pulling the trigger on a deal if you have the cash and its going to generate the cash flow.While it may be a little high on the LTV side for what I would do, the fact remains that you were able to grow your portfolio and increase your cash flow.

I’d like to hold for the long term to generate income in retirement (20 years away) but also happy to use the income now to help put my kids through college.

In my case I have a portfolio of passive investments that generate returns, so any RE deal needs to more than beat my planned portfolio return, after tax. if it doesn't,  I'm better offkeeping the moneyin the portfolio. 

This article outlines a lot of what the young generation feels about the big MSAs.Upstate New York will be a popular option as people start telecommuting more towards the city.

When I do get one, it will need to generate some cash on normal months (e.g., after property management fees, but not taking into account maintenance).